Birr Town & Environs Development Plan 2010-2016
Chapter 15
15.0
Chapter 15 Land Use Zoning and Zoning Matrix
Land Use Zoning and Zoning Matrix
Aim
Provide guidance in identifying particular landuses at the most appropriate locations for possible new development.
15.1
Context
Part II of the Planning and Development Acts 2000-2006 requires that Development Plans comprise objectives for the
zoning of land for particular purposes, in the interests of proper planning and sustainable development.
The land use zoning objectives and the zoning matrix;
ƒ
Lists the land use activities referred to under each zoning objective.
ƒ
Indicates the acceptability or otherwise in principle of the specified land uses in each zone.
Note: This section should be consulted in conjunction with Chapter 14 Built Form and Urban Development Standards.
15.2
Strategy
15.2.1 Zoning Principles
In accordance with the overall strategy of the plan, the zoning strategy is based on 3 important principles in particular:
ƒ
Sufficient zoned lands should be provided at appropriate locations throughout the plan area to facilitate the
envisaged land use requirements for the period 2010-2016.
ƒ
Encourage sustainable development and the use/redevelopment of brownfield sites within the established
settlements of Birr and Crinkle.
ƒ
Landuse zoning objectives are set out in order to assist individuals in accessing the most appropriate locations for
new development. Not all needs can be anticipated and therefore some flexibility is required, having regard to all
other principles, policies and objectives.
15.2.2 Zoning Matrix1
The land use zoning matrix (Table 15.1) details the most common forms of development land uses in accordance with
the plan’s zoning objectives. This matrix classifies them under three categories as to whether a proposed use is generally
permitted in principle, open for consideration or not normally permitted.
15.2.3 ‘Permitted in Principle’ - Proposed use is generally accepted subject to the normal planning process, site
suitability and compliance with the relevant policies and objectives, standards and requirements as set out in the Birr
Town and Environs Development Plan, and by other Government bodies/sections, in accordance with the proper
planning and sustainable development of the area. [Note: A proposal which is indicated as being ‘Permitted in Principle’
within the zoning matrix does not imply automatic approval as each proposal for development is considered on its
individual merits].
15.2.4 ‘Open for Consideration’ - Proposed use may be permitted where the Local Authorities are satisfied that the
use is in compliance with the zoning objective, other relevant policies and objectives, standards and requirements as set
out in the Birr Town and Environs Development Plan, and by other government bodies/sections, and will not conflict with
the permitted, existing or adjoining land uses, in accordance with the proper planning and sustainable development of
the area.
15.2.5 ‘Not Normally Permitted’ - Proposed use will not be favourably considered by the Local Authorities, except
in exceptional circumstances and in such instances, the development may represent a material contravention to this
plan. This may be due to envisaged negative impact on existing and permitted uses, incompatibility with policies and
1
Note: Zoning Matrix is for general guidance only and each application will be accessed on its individual merit.
February 2010
Page 1 of 8
Birr Town & Environs Development Plan 2010-2016
Chapter 15 Land Use Zoning and Zoning Matrix
objectives contained in the Birr Town and Environs Development Plan or that it may be contrary to the proper planning
and sustainable development of the area.
15.3
Zoning Objectives
The following are the zoning objectives of the plan and they apply to the land use zoning contained in the plan and
shown on the attached map.
15.3.1 Business/Employment Zoning Objective
The use of land as ‘Business/Employment’ shall be taken to include the use of land for primarily business and commercial
use, including light industry/warehousing and the facilitation of enterprise park/office park type use, as appropriate. It is
important to reserve these lands for possible business/commercial uses and therefore, to re-direct other uses where it is
considered that such uses would be more appropriately sited within other land zoning categories for example ‘town
centre/mixed’ and ‘industry’. This will provide for uses that are compatible with, or reinforce, the commercial/business
function of the subject area as a whole. Retailing is ‘open to consideration’ within this zoning objective, subject to
appropriateness in applying the sequential test on identifying the optimum location and the County’s Retail Strategy, in
accordance with proper planning and sustainable development. Any proposals for inappropriate uses, such as heavy
industry which would be more appropriately located in ‘industrial zoned lands’, or retailing, which would be more
appropriate to ‘town centre’ in particular, will not normally be permitted. Proposals, particularly those involving retail
uses, will need to be assessed in relation to a number of considerations including the County’s Retail Strategy and their
impact on the vibrancy and importance of town and village centres. By their nature, proposals for these areas involve
large-scale buildings and require a high degree of accessibility and parking space for car users and delivery vehicles.
15.3.2 Commercial
Commercial areas generally contain one or more of a wide variety of uses that include business uses, offices, a hotel,
public houses and some retailing.
Uses that are particularly appropriate to these areas include wholesale, business service uses, the sale of motor vehicles
and limited forms of retailing that involve the sale of bulky goods unsuitable to be carried away by pedestrians. It is
important to prevent the expansion or introduction of uses that would be more appropriate elsewhere e.g. in town or
village centres or in industrial areas. This would allow uses that are compatible with or reinforce the commercial function
of the area as a whole, to be fostered.
Future proposals, particularly those involving retail uses, will need to be assessed in relation to a number of
considerations including the County’s Retail Strategy and their impact on the vibrancy and vitality of Birr Town and
Crinkle Village centres. By their nature, proposals for these areas involve large-scale buildings and require a high degree
of accessibility and parking space for car users and delivery vehicles.
15.3.3 Industry Zoning Objective
The use of land as ‘Industry’ shall be taken to include the use of land for industry/manufacturing, repairs, warehousing,
distribution, open-storage, waste materials treatment and recovery and transport operating centres. The development of
inappropriate mixes of uses, such as ‘office-based development’ and ‘retailing’ will not normally be encouraged.
15.3.4 Public/Community/Education Zoning Objective
The use of land as ‘Public/Community/Education’ shall be taken to include the use of land for the above stated uses,
which generally include community related development (including the provision of schools, community halls, health care
institutions, utilities, libraries and development for other community uses). Ancillary facilities such as dedicated open
space or sports facilities will normally be facilitated within this zoning objective.
15.3.5 Open Space Zoning Objective
The use of land as ‘Open Space’ shall be taken to include the use of land for; afforestation, playgrounds, housing estate
open spaces, parks and development incidental to the enjoyment of open space including sports centres, outdoor
February 2010
Page 2 of 8
Birr Town & Environs Development Plan 2010-2016
Chapter 15 Land Use Zoning and Zoning Matrix
recreation centres and landscaped areas, the provision of shelters, walks, walls, sanitary conveniences, play equipment,
dressing rooms and similar facilities. It also provides for the use of such land or such facilities for games, educational
and recreational purposes. High standards of accessibility are essential.
15.3.6 Residential Zoning Objective
The use ‘Residential’ shall be taken to primarily include the use of land for domestic dwellings (including group housing
for members of the travelling community), convents and civic institutions. It may also provide for a range of other uses
particularly those that have the potential to foster the development of new residential communities for example, schools,
crèches, local convenience store, doctor/dental surgeries, open space (formal and informal) etc.
15.3.7 Town Centre/Mixed Zoning Objective
The use of land as Town Centre/Mixed shall be taken to include the use of land for a mix of uses, making provisions,
where appropriate for “primary” uses i.e. primarily commercial/retail and combined with other compatible uses e.g.
residential as “secondary”. These secondary uses will be considered by the Local Authorities, having regard to the
particular character of the area. A diversity of uses for both day and evening is encouraged. These areas require high
levels of accessibility, including pedestrian, cyclists and public transport (where feasible).
Compatible uses within this zoning objective include banks and other financial institutions, cafes, community buildings,
civic buildings, entertainment, hotels, leisure and recreation, offices, professional/specialist services, residential,
restaurants etc. The Councils will continue to ensure that any development proposed is in the interests of proper
planning and sustainable development, and serves to reinforce the vitality and viability of Birr Town Centre, whilst
meeting the needs of its community and surrounding hinterland.
The re-use of back lanes and mews buildings for specialised uses will be encouraged as a means of restoring the urban
grain of the town subject to appropriate protection of the amenity of adjoining properties.
The village centre at Crinkle will serve a smaller community focusing primarily on food and convenience goods. It is
important to ensure that all new development always serves to reinforce the vitality of the neighbourhood centre and
meet the needs of areas served by it.
15.4
Other Uses
Proposed land uses which are not listed within the land use zoning matrix will be considered on an individual basis.
Regard to be afforded to the proper planning and sustainable development of the area and compliance with the relevant
policies and objectives, standards and requirements as set out in the Birr Town and Environs Development Plan,
guidelines issued by the Department of the Environment, Heritage and Local Government and other Government
bodies/sections.
15.5
White Lands
These lands are immediately adjacent to (and outside of) the built up areas within the plan boundary. These lands are
largely in agricultural use and may contain some isolated development, which is not zoned for a specific use at this time.
15.6
Established Use/Non Conforming Use
Where an established use does not conform with the designated land use zoning objective of the area as set out in this
Development Plan, improvement works may be permitted where it is considered by the Planning Authorities that the
proposed development would not be injurious to the amenities of the area and is consistent with the proper planning
and sustainable development of the area. It is not intended that existing uses within the zones outlined in this plan
which appear to be inconsistent with the primary use zoning objective should be curtailed.
February 2010
Page 3 of 8
Birr Town & Environs Development Plan 2010-2016
15.7
Chapter 15 Land Use Zoning and Zoning Matrix
Policies
BTEP 15-01 It is the Councils’ policy generally, that a sequential approach is adopted in the development of the Birr
and Environs plan area i.e. development from the centre most point of a settlement outwards, where feasible.
BTEP 15-02 It is the Councils’ policy to facilitate the development of the Birr town and environs area and ensure that
any development proposed is in the interests of proper planning and sustainable development. In particular, it is the
Councils’ policy in the case of town centre zoning, to prohibit a proliferation of any individual use which, in the opinion of
the Planning Authorities, does not contribute to the vitality and viability of town centres.
BTEP 15-03 It is the Councils’ policy to encourage the natural growth of Birr town and environs area. In the case of the
development of zoned greenfield sites, a mix of uses may be required as opposed to excessive homogenous
developments. This will ensure the proper planning and sustainable development of these areas, providing necessary
services and adding vitality and viability to their future use.
15.8
Objectives2
BTEO 15-01 That sufficient zoned lands be provided at appropriate locations throughout Birr town and environs to
accommodate the expected land use requirements within the lifetime of the Birr and Environs Development Plan i.e.
2010-2016.
BTEO 15-02 To ensure that development progresses in accordance with the landuse zoning objectives set out within
this chapter [Chapter 15].
2
The order of listing of objectives is not intended to indicate priorities. Subject to the availability of resources, it is the Councils’ aim to
monitor and accomplish the objectives listed in this section within the period of the plan.
February 2010
Page 4 of 8
Birr Town & Environs Development Plan 2010-2016
15.9
Chapter 15 Land Use Zoning and Zoning Matrix
Landuse Zoning Matrix
Table 15.1
√ - Normally Permitted
O - Open for Consideration
White Lands
Open Space
Public/
Community/
Education
Commercial
Industry/
Employment
Residential
Business/
Employment
Zoning Objectives
Town
Centre/Mixed
X - Not normally Permitted
PROPOSED USE
A Abattoir
X
X
X
O
X
X
X
O
Advertising & Advertising Structures
O
X
√
√
√
X
X
X
Agricultural Buildings
X
X
X
X
X
X
O
√
Amusement Arcade/Fair
O
X
O
X
O
X
X
X
Apartments
√
√
O
X
O
X
X
O
Aerodrome/ Airfield
X
X
X
X
X
X
X
O
B Bank/Building Society
√
O
O
X
O
X
X
X
Betting Office
O
X
X
X
X
X
X
X
Boarding Kennels
X
X
X
O
X
X
X
O
Bring Banks
√
√
√
√
√
√
O
O
X
O
X
X
X
X
X
O
Car Sales/Repair
O
X
O
√
O
X
X
O
Car Park
√
O
O
O
O
X
X
O
Cash & Carry/Wholesale Outlet
O
X
√
√
√
X
X
O
Cemetery
X
O
X
X
X
√
X
√
Nursery, Playschool
√
√
√
O
√
O
O
O
Cinema
√
X
√
X
O
O
X
X
Civic Amenity Sites
O
X
O
√
O
X
X
O
Cultural Use
√
√
O
X
√
√
O
O
(Hall/Centre/Recreation)
√
√
√
O
O
√
O
O
Club House & Associated Facilities
O
O
O
X
O
O
O
O
Conference Centre
√
X
√
X
√
X
X
O
Concrete, Asphalt, Plant etc.
X
X
X
O
X
X
X
X
C Caravan Park - Holiday
Childcare Facilities - Crèche,
Community Facility
Craft Industry
√
O
O
√
O
O
X
O
O
X
O
X
√
X
X
X
Dentist Surgery/Doctor Surgery
√
√
√
X
√
O
X
O
Drive-through Restaurant
D Dance Hall/Discotheque
O
X
O
X
O
X
X
X
E Education (School)
O
√
O
X
O
√
O
O
Extractive Industry
X
X
X
X
X
X
X
O
F Funeral Home
√
O
O
X
O
O
X
O
G Garden Centre
O
O
O
O
O
X
X
O
Guesthouse
√
O
O
X
√
X
X
O
February 2010
Page 5 of 8
Birr Town & Environs Development Plan 2010-2016
Chapter 15 Land Use Zoning and Zoning Matrix
√ - Normally Permitted
O - Open for Consideration
White Lands
Open Space
Education
Public/
Community/
Commercial
Industry/
Employment
Employment
Business/
Residential
Town
Zoning Objectives
Centre/Mixed
X - Not normally Permitted
PROPOSED USE
H Hair Dressing Salon
√
O
O
X
X
X
X
O
Halting Sites
O
√
O
O
O
X
X
O
Hazardous Waste Depot
X
X
X
O
X
X
X
O
Health Centre/Clinic
√
O
O
X
O
√
X
X
Heavy Vehicle Park
X
X
X
√
X
X
X
O
Holiday Homes
√
√
X
X
O
X
X
O
Hospital
√
O
O
X
O
√
X
X
Hostel
√
O
O
X
O
O
X
O
Hotel/Motel
√
O
√
O
√
X
X
O
Industry-General
O
X
X
√
O
X
X
O
Industry-Light
O
O
O
√
O
X
X
O
L Landfill
X
X
X
X
X
X
X
O
Library
√
O
O
X
O
√
X
X
Licensed Premises (Public House)
√
O
O
X
O
X
X
O
O
X
O
√
O
X
X
X
X
X
X
√
X
X
X
O
X
X
X
√
X
X
X
O
√
O
√
O
√
O
X
X
√
√
√
√
√
√
√
O
O
O
O
X
O
√
O
O
Residential
√
√
O
X
O
X
X
O
Restaurant/Cafe
√
O
O
O
√
O
X
O
Retail Warehouse
O
X
√
O
O
X
X
O
Retirement Home/Village
√
√
O
X
O
X
O
S Science & Technology Based
√
X
√
√
√
X
X
O
Scrapyard
X
X
X
O
X
X
X
O
Service Station (Petrol)
O
O
√
O
√
X
X
O
Service Garage
O
X
O
√
O
X
X
O
Shop (Large, including supermarket) √
X
√
X
O
X
X
X
Shop (Local)
√
O
√
O
O
X
X
O
Swimming Pool
√
O
O
O
O
√
O
X
I
M Motor Sales Outlet/Showroom
Municipal Waste Incinerator
Materials Recovery
Facility/Composting/Waste Transfer
Station
O Office based-Industry
Open Space/Playground (Outdoor)
R Recreational Facility/Sports Club
O
Enterprise
February 2010
Page 6 of 8
Birr Town & Environs Development Plan 2010-2016
Chapter 15 Land Use Zoning and Zoning Matrix
- Normally Permitted
O - Open for Consideration
T Take-away
White Lands
Open Space
Education
Public/
Community/
Commercial
Industry/
Employment
Employment
Business/
Residential
Town
Zoning Objectives
Centre/Mixed
X - Not normally Permitted
O
X
O
X
O
X
X
X
Training Centre
O
X
O
O
O
X
X
O
Transport Depot
X
X
O
√
O
X
X
O
V Veterinary Surgery
√
O
O
X
O
X
X
O
W Warehousing
X
X
O
√
O
X
X
O
X
X
O
√
O
X
X
O
O
X
√
√
√
X
X
O
Warehousing (Retail/Non-food, max.
5000sqm)
Workshops
February 2010
Page 7 of 8
Birr Town & Environs Development Plan 2010-2016
February 2010
Chapter 15 Land Use Zoning and Zoning Matrix
Page 8 of 8